NUNDA TOWNSHIP
2011 ASSESSMENT INFORMATION

The Nunda Township assessment roll for 2011 was completed and published on September 30, 2011. Nunda Township received a -0.9282 equalization factor from McHenry County. In addition to some normal assessment reductions this means all assessments have been reduced by 7.18%. Overall reductions in assessments over the past several years have amounted to nearly 14%. Most property owners will see a reduction in their assessment unless some major improvements have been added to their property.

The Nunda Township Assessor’s office continues to hear from property owners who expect to see more immediate and larger reductions in their assessed values because of the deteriorating real estate market. Assessments are determined based on a market value sales study using sales occurring over the previous three years. During an escalating market this method prevents sudden jumps in assessed values, allowing assessments to go up slowly; during a declining market this same method is used, meaning assessments go down slowly. The 2011 assessments are based on the market value of the property as of January 1, 2011. Sales occurring in 2010, 2009, and 2008 are used in the study to determine the 2011 value. Property owners will eventually see their assessments stabilize with the market.

It is important to keep in mind those across-the-board decreases in assessments, when they occur, will not reduce taxes. Assessments are used to divide up the overall tax burden. The tax burden is determined by the spending of your taxing bodies. Changes in assessments, through equalization, do not change the size of an individual owner's proportion of the tax burden.

As long as assessments increase or decrease in unison, your portion of the tax burden does not change. The only thing that can change your bill, when all assessments have changed by the same percentage, is a change in spending. Tax bills, in a declining market, will not go down unless taxing bodies reduce their spending from the levels of the previous year.

Every property owner has the right to appeal their individual assessment based on the circumstances and sales within their neighborhood. Steps to review and appeal your property’s assessment are outlined in you 2011 assessment notice.

The Nunda Township Assessor’s office is here to serve its taxpayers. We are located at 3510 Bay Rd., Crystal Lake, IL. Phone: 815-459-6140.

Dennis A. Jagla CIAO-I
Nunda Township Assessor

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